Report to/Rapport
au:
Local
Architectural Conservation Advisory Committee/
Comité
consultative local sur la conservation de l’architecture
Planning
and Development Committee/
Comité
de l’urbanisme et de l’aménagement
And Council/et au Conseil
17 April 2001/le 17 avril 2001
Submitted by/Soumis par: Ned Lathrop,General Manager/Directeur
général,
Development Services Department/Services
d’aménagement
Contact/Personne-ressource : Grant Lindsay, Manager, Development Approvals /
Gestionnaire, Approbation des demandes
d’aménagement
244-5300 ext. 1-3242, grant.lindsay@city.ottawa.on.ca
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Ref N°:
ACS2001-DEV-APR-0083 |
SUBJECT: APPLICATION
FOR NEW CONSTRUCTION IN A HERITAGE CONSERVATION DISTRICT-181 QUEEN/180 SPARKS
STREET
OBJET: DEMANDE CONCERNANT UNE NOUVELLE
CONSTRUCTION DANS UN DISTRICT DE CONSERVATION DU PATRIMOINE - 181, RUE QUEEN/
181, RUE SPARKS
REPORT RECOMMENDATIONS
That the Planning and Development Committee recommend
that Council approve:
1. That approval be given to demolish the
existing buildings located at 184-186 and 190 Sparks Street.
2. That approval be given to construct a
new building at 181 Queen/ 180 Sparks Street in accordance with the plans
submitted by Desmarais, Pilon, Cousineau, Yaghijan, St Jean, Marchand,
Architects as received on April 5, 2001.
3. That any future modifications to the
building elevations be approved by the Director of Planning and Infrastructure
Approvals of the Department of Development Services.
RECOMMANDATIONS DU RAPPORT
Que le comité
de l'urbanisme et de l'aménagement recommande au Conseil municipal d’approuver:
1. Que
la démolition des bâtiments actuels situés au 184-186 et 190, rue Sparks soit
approuvée.
2. Que
la construction d’un nouveau bâtiment au 181, rue Queen/ 180, rue Sparks
conformément aux plans soumis par Desmarais, Pilon, Cousineau, Yaghijan, St.
Jean, Marchand, Architectes et reçus le 5 avril 2001, soit approuvée.
3. Que
toute modification ultérieure à la hauteur du bâtiment soit approuvée par le
directeur, Approbation des demandes d’urbanisme et d’infrastructure, Services
d’aménagement.
Local Architectural
Conservation Advisory Committee Recommendation – 15 May 2001
LACAC approves the Staff recommendation with
the following change, regarding recommendation `1):
That approval be given to demolish the existing
buildings located at 184-186 and 190 Sparks Street, once a building permit for
new construction has been issued.
BACKGROUND
The property at 181 Queen/180 Sparks Street is situated within the Sparks Street Heritage Conservation District which is designated under Part V of the Ontario Heritage Act through by-law 174-2000. New construction within a Heritage Conservation District requires the approval of City Council following consultation with the Local Architectural Conservation Advisory Committee (LACAC). The proposed building is located on a site which is largely vacant with the exception of existing buildings at 184-186 Sparks Street and 190 Sparks Street which are proposed for demolition.
The proposed building as illustrated in Documents 2, 3, 4, 5 of this report will be three storeys in height along Sparks Street rising to eleven storeys closer to Queen Street. The building design respects the height of adjacent buildings on Sparks Street as well as Queen Street and is in conformance with the height plane under the zoning by-law. The building will include ground floor retail/commercial uses with commercial office space on the upper floors. Each commercial/retail tenant along Sparks Street will have an individual entrance to the Sparks Street Mall.
A Site Plan Control Application was approved for this development on February 21, 2001. A Site Plan Control Application for a smaller version of this project, which excluded the properties along Sparks Street proposed for demolition, was approved on February 24, 1998.
DISCUSSION
Recommendation 1.
The existing buildings located at 184-186 and 190 Sparks Street are of no heritage significance as rated and identified in the Central Area West Heritage Conservation District Study. The building at 184-186 Sparks Street is one storey in height with a false front above the first storey to give the impression of additional height. The demolition of these buildings is supported because a replacement is proposed which will enhance the streetscape along this portion of Sparks Street and complement the remaining heritage buildings within this heritage conservation district.
Recommendation 2.
The proposed infill building is supported by staff. It conforms to the Official Plan of the former City of Ottawa as it relates to new construction in this area. The proposal also satisfies the Site Specific Guidelines described in the Central Area West Heritage Conservation District Study as follows:
“…the Sparks Street street-wall should be aligned with those of the existing buildings on either side. The ground level street space should be retail space…The height of the street-wall on Sparks Street should be within the range of heights on the block…The higher portions of the massing of the project should be located on the Queen Street frontage, in accordance with the current zoning envelope. The Queen Street frontage should not be uniform across its entire elevation, but break its mass and skyline according to the proportions and rhythm of the historic buildings to the west. The setback from Sparks Street of this higher building element should be sufficient to preserve good conditions of sunlight on Sparks Street itself….There should be a direct north-south public route through the site/building.” Central Area West Heritage Conservation District Study by Mark Fram and Associates, December 1999, p. 178.
Recommendation 3.
The proposed building may undergo minor design modifications prior to construction. Approval of this recommendation would enable the Department to approve future changes provided they were in the spirit of the present design and in conformance with the guidelines described above.
CONSULTATION
Adjacent property owners as well as business and community associations were notified by letter of the date of the LACAC and Planning and Development Committee meetings and were provided with comment sheets to be returned to LACAC. This is in accordance with the municipal public participation policies of the former City of Ottawa regarding heritage alterations including new construction in a heritage district.
The Ward Councillor, Elisabeth Arnold is aware of this application.
FINANCIAL
IMPLICATIONS
N/A
ATTACHMENTS
Document 1- Location Plan
Document 2- Sparks Street Perspective
Document 3- Sparks Street Elevation
Document 4- Queen Street Perspective
Document 5- Queen Street Elevation
DISPOSITION
The Department of Corporate Services, Statutory Services Branch to notify the owner, 1259087 Ontario Inc. and the agent Canril Corporation (81 Metcalfe Street, Suite 200, Ottawa, Ontario. K1P 6K7) and the Ontario Heritage Foundation (10 Adelaide Street East, 3rd Floor, Toronto, Ontario, M5C 1J3) of City Council’s decision.
Location Plan Document
1
Sparks Street Perspective Document
2
Sparks Street Elevation Document
3
Queen Street Perspective Document
4
Queen Street Elevation Document
5
